Bay or ocean? Choosing the perfect lot on LBI
If you’ve fallen for Long Beach Island, the next question is often where on this sliver of sand your home should be. From the ocean’s edge to the quiet calm of the bay, each location on LBI has its own personality, its own rhythms, and its own set of practical considerations when you’re building.
For many out-of-town buyers (whether you’re coming from Franklin Lakes, Manhattan, or Philly) this is the first big decision, and it’s one worth getting right.
Oceanfront: The drama of the waves
There’s nothing quite like waking up to the sound of the Atlantic outside your window. An oceanfront lot puts you just steps from the beach, with unobstructed views and a front-row seat to sunrise.
Pros:
Direct beach access and panoramic ocean views.
Unmatched “wow” factor for both personal enjoyment and long-term value.
Considerations:
Stricter building requirements, especially in V-zones, where homes must be elevated on pilings and designed for higher wind loads.
Salt exposure can be hard on materials, so finishes need to be durable.
Depending on the lot, you may face more rigorous permitting.
Bayfront: Sunsets and serenity
On the other side of the island, bayfront living offers a different kind of magic… golden sunsets, calmer waters, and often, the chance to have a boat docked right outside your door.
Pros:
Direct water access for boating, paddleboarding, or kayaking.
Some of the best sunset views on the island.
Generally more protected from storms than oceanfront.
Considerations:
CAFRA permits are often required for docks or bulkhead work.
Water depth and rights vary, so it’s important to confirm with the township and surveyor.
Depending on the lot, you may have less beach access and more focus on the water for recreation.
Lagoon, bayside, and in-town lots
LBI isn’t only about the edges. Lagoon lots give you backyard boat access in a quieter setting. Bayside and in-town properties might not be directly on the water but often mean easier walks to both bay and beach, plus a lower price point than true waterfront.
These options can also allow for more flexibility in design and sometimes less stringent permitting, though every lot should be reviewed for zoning and flood zone requirements before you buy.
Think lifestyle first
The best lot for you isn’t just about the view - it’s about how you want to live here. Are you the first-on-the-beach every morning type, or do you picture evenings on the deck watching the sun sink over the bay? Do you need dock space for a boat, or would you trade that for a little more indoor living area?
Each neighborhood and lot type on LBI offers something unique. The key is knowing what matters most to you, then choosing a spot that will deliver it every day you’re here.
Need a sounding board?
Let’s chat about your dreams and making them a reality.